150 Central Ave Unit 1/2 · San Francisco, CA 94117

$680,000

2 bd · 1.0 ba · 930 sqft · SingleFamily · 27 Days on market

Built 1906 3,693 sqft lot Est $978k · 30% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• Cash flow +6.9/30.0
• Rent growth +5.0/5.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

Built in 1906, this quintessential San Francisco Victorian residence blends timeless architectural character with elevated modern living. Located on the garden level, this two-bedroom residence offers an exceptional indoor-outdoor lifestyle with direct walkout access to a private patio and the shared rear garden beyond. Thoughtfully designed with split bedrooms for enhanced privacy and flexibility, the home features well-proportioned rooms, abundant natural light, and an extra-large kitchen with ample space for cooking, gathering, and everyday living. The inviting living room is anchored by charming bay windows that fill the space with natural light and architectural character. An easy, fun

Key facts

• Extra-large kitchen
• Private patio
• Split bedrooms

Tags

• PRIVATE PATIO
• SHARED REAR GARDEN
• SPLIT BEDROOMS
• EXTRA-LARGE KITCHEN
• BAY WINDOWS
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Part of a 4-unit community; Has homeowners association with no monthly fee

Exterior

• Utilities: Lot elevation at ground level
• Home design: Residential Tenancy-in-Common; Property is attached
• Construction: Built in 1906
• Exterior features: Ground/level entry

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Entry level is ground/level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $680k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $532k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $466k (31.5% below list).
• Recommended offer: $466k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.1% in San Francisco — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#90 in CA, #3,143 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• San Francisco Unified (urban): math 50% / reading 56% proficiency, ranked #322 of 1,400 in CA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lilienthal (Claire) Elementary (669 students, 19% FRL); Giannini (A.P.) Middle (1,192 students, 34% FRL); Lowell High (2,632 students, 37% FRL) — zoned schools average 30% FRL vs 49% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+18.2%/yr); 74 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 750 units permitted in San Francisco County in 2024 (688 in 5+ unit buildings).
• This rent runs 33% of the median local income ($167k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $68k of equity ($5k loan paydown + $63k appreciation (9.3% local appreciation)).
• San Francisco County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$109k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($670k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $465,775 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $978,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Parnassus Ave #4	0.58mi	2/1.5	883 (-5%)	0mo	$1,435,000	$1,625	62
221 Noe St #6	0.69mi	2/1.0	890 (-4%)	1mo	$1,200,000	$1,348	60
512 Cole St #512	0.36mi	1/1.0 (-1)	1,020 (+10%)	13mo	$900,000	$882	51
5 Vulcan Stairway	0.55mi	1/1.0 (-1)	815 (-12%)	3mo	$1,505,000	$1,847	47
675 Cole St #5	0.43mi	1/1.5 (-1)	854 (-8%)	18mo	$735,000	$861	44
125 Ord St	0.67mi	2/1.0	1,035 (+11%)	9mo	$950,000	$918	42
48 Terra Vista Ave Unit A	0.74mi	1/1.0 (-1)	865 (-7%)	8mo	$790,000	$913	42
136 Parnassus Ave #2	0.58mi	2/1.0	1,027 (+10%)	20mo	$1,080,000	$1,052	39
1261 Grove St #6	0.48mi	2/1.0	802 (-14%)	19mo	$880,000	$1,097	39
48 Terra Vista Ave Unit B	0.74mi	1/1.0 (-1)	831 (-11%)	7mo	$715,000	$860	37
32 Mars St	0.66mi	1/2.0 (-1)	835 (-10%)	10mo	$1,451,100	$1,738	35
4648 18th St	0.72mi	1/1.0 (-1)	833 (-10%)	20mo	$820,000	$984	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.27% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.56×
• Total profit: $296,478
• Equity at exit: $576,845

10-year hold

• IRR: 19.2%
• Equity multiple: 6.14×
• Total profit: $977,756
• Equity at exit: $1,207,809

Cash invested: $190,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City San Francisco: 0 Strongly Tenant-Friendly · D+57

SF Rent Ordinance + Eviction Protections; relocation $10k+; one of strictest in US.

Methodology + full state rankings →

ZIP-level market 94117

• Home prices YoY: 4.2%
• Rents YoY: 18.2%
• Active inventory: 74
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $4,658 high
• Mortgage (P&I): −$3,566
• Tax est. 1.5%: −$850 /mo · $10,200/yr
• Insurance: −$283
• HOA: −$0
• Vacancy / Maint / Mgmt: −$978
• Net cashflow: $-1,020

Break-even live

Break-even rent $5,949

Max offer price $532,447

Occupancy floor —

Sensitivity live

Price	-10% $-550	-5% $-785	+0% $-1,020	+5% $-1,255	+10% $-1,490
Rent	-10% $-1,388	-5% $-1,204	+0% $-1,020	+5% $-836	+10% $-652
Rate	-1.0pp $-677	-0.5pp $-847	base $-1,020	+0.5pp $-1,196	+1.0pp $-1,375

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1927-1929 Grove St Unit 1927-A San Francisco, CA	1.0	1.0	885	$3,995	$4.51	45d	1	0.33mi
412 Broderick St Unit 416 San Francisco, CA	1.0	1.0	580	$4,495	$7.75	7d	1	0.34mi
664 Cole St San Francisco, CA	2.0	1.0	1010	$4,888	$4.84	23d	1	0.38mi
2001 McAllister St San Francisco, CA	1.0–2.0	1.0–2.0	815	$5,500	$6.74	23d	1	0.39mi
826 Central Ave San Francisco, CA	3.0	1.0	1100	$4,989	$4.54	45d	1	0.45mi
1000 Oak St Apt 7 San Francisco, CA	1.0	1.0	645	$3,995	$6.19	45d	1	0.47mi
1715 McAllister St San Francisco, CA	1.0	1.0	725	$3,650	$5.03	45d	1	0.48mi
2095 Fulton St Unit 20952 San Francisco, CA	1.0	1.0	550	$3,550	$6.45	18d	1	0.48mi
1019 Ashbury St San Francisco, CA	1.0	1.0	535	$3,790	$7.08	16d	1	0.49mi
370 Upper Ter Unit 2 San Francisco, CA	1.0	1.0	700	$4,400	$6.29	20d	1	0.57mi
1543 McAllister St #3 San Francisco, CA	1.0	1.0	1016	$4,200	$4.13	0d	1	0.58mi
575 Pierce St San Francisco, CA	1.0	1.0	700	$5,595	$7.99	45d	1	0.58mi
165 States St San Francisco, CA	2.0	2.0	1100	$6,000	$5.45	45d	1	0.60mi
701 Parker Ave Unit 106 San Francisco, CA	2.0	2.0	1000	$4,995	$5.00	0d	1	0.60mi
1050 Stanyan St Unit 1901 San Francisco, CA	1.0	1.0	793	$3,700	$4.67	45d	1	0.64mi
901 Fell St Apt 17 San Francisco, CA	1.0	1.0	750	$3,000	$4.00	0d	1	0.66mi
677 Oak St Unit 8 San Francisco, CA	2.0	1.0	850	$4,395	$5.17	20d	1	0.78mi
1460 Golden Gate Ave Unit 10 San Francisco, CA	2.0	1.0	900	$5,395	$5.99	45d	1	0.78mi
801 Fillmore St Apt 1 San Francisco, CA	2.0	1.0	970	$6,195	$6.39	45d	1	0.79mi
400 Duboce Ave San Francisco, CA	2.0	1.0	923	$7,475	$8.10	25d	1	0.80mi
179 Caselli Ave Unit 2 San Francisco, CA	3.0	1.0	950	$3,750	$3.95	7d	1	0.80mi
1395 Golden Gate Ave San Francisco, CA	1.0	1.0	620	$4,895	$7.90	12d	1	0.82mi
155 Eureka St San Francisco, CA	1.0	1.0	750	$5,000	$6.67	45d	1	0.84mi
155 Eureka St San Francisco, CA	1.0	1.0	650	$4,300	$6.62	26d	1	0.84mi
1350 Golden Gate Ave Unit 13 San Francisco, CA	1.0	1.0	595	$2,500	$4.20	45d	1	0.85mi
730 Anza St Unit 3 San Francisco, CA	2.0	1.0	850	$4,300	$5.06	9d	1	0.86mi
740 Anza St Unit 02 San Francisco, CA	1.0	1.0	800	$2,995	$3.74	26d	1	0.87mi
777 Arguello Blvd Apt 104 San Francisco, CA	1.0	1.0	542	$3,350	$6.18	22d	1	0.88mi
257 Church St San Francisco, CA	2.0	1.0	1100	$5,995	$5.45	45d	1	0.89mi
684 Arguello Blvd #4 San Francisco, CA	1.0	1.0	650	$3,833	$5.90	7d	1	0.90mi
1412 Lyon St Unit A San Francisco, CA	2.0	1.0	915	$6,000	$6.56	9d	1	0.91mi
38 Dolores St San Francisco, CA	2.0	1.0	789	$5,579	$7.07	0d	1	0.94mi
2760 Sutter St Unit 202 San Francisco, CA	1.0	1.0	850	$3,695	$4.35	4d	1	0.95mi
200 Buchanan St San Francisco, CA	1.0–2.0	1.0–2.0	1015	$9,680	$9.53	0d	10	0.95mi
8 Buchanan St #609 San Francisco, CA	2.0	2.0	990	$6,950	$7.02	9d	1	0.96mi
1310 Fillmore St #608 San Francisco, CA	1.0	1.0	744	$3,975	$5.34	46d	1	1.00mi
236-258 Hugo St Unit 244 San Francisco, CA	2.0	1.0	912	$5,595	$6.13	9d	1	1.00mi
1475 Fillmore St San Francisco, CA	2.0	1.0–2.0	749	$7,483	$9.98	0d	18	1.00mi
1415 Eddy St San Francisco, CA	2.0	1.0	800	$4,950	$6.19	26d	1	1.01mi
3550 Market St Unit 206 San Francisco, CA	2.0	2.0	1012	$4,950	$4.89	20d	1	1.02mi

Listing history 16 events

1. 2026-06-21
   days on market $680,000 Active 27 DOM
2. 2026-06-18
   days on market $680,000 Active 24 DOM
3. 2026-06-17
   days on market $680,000 Active 23 DOM
4. 2026-06-16
   days on market $680,000 Active 22 DOM
5. 2026-06-15
   days on market $680,000 Active 21 DOM
6. 2026-06-13
   days on market $680,000 Active 19 DOM
7. 2026-06-13
   days on market $680,000 Active 18 DOM
8. 2026-06-09
   days on market $680,000 Active 15 DOM
9. 2026-06-08
   days on market $680,000 Active 14 DOM
10. 2026-06-07
    days on market $680,000 Active 13 DOM
11. 2026-06-04
    days on market $680,000 Active 10 DOM
12. 2026-06-03
    days on market $680,000 Active 9 DOM
13. 2026-06-02
    days on market $680,000 Active 8 DOM
14. 2026-06-01
    days on market $680,000 Active 7 DOM
15. 2026-05-31
    days on market $680,000 Active 6 DOM
16. 2026-05-25
    listed $680,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥76°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 15 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,893
• − Mortgage interest: −$38,091
• − Property taxes: −$10,200
• − Insurance: −$3,400
• − Repairs & maintenance: −$4,471
• − Management: −$4,471
• − Depreciation: −$19,782
• Taxable loss: −$24,522
• Est. tax savings @ 24.0%: +$5,885
• After-tax cash flow: $-6,351/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Francisco Unified
• NCES district ID: 0634410
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $81,249
• Composite: 50.14/100
• National rank: #4088
• State rank: #322 of 1400 in CA

Livability — San Francisco

• Score: 76/100
• State rank: #90
• US rank: #3143

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing B- Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Francisco, CA
• County: San Francisco County · 827,552 people
• City population: 827,552
• Metro: San Francisco-Oakland-Berkeley, CA
• Population (ZIP): 36,198
• Household income: $167,066
• Rent vs Own: 71.2% rent · 28.8% own
• Severe rent burden: 1811.0

Population outlook (San Francisco County) Hauer SSP2

• Today (2025): 1,030,936 people
• By 2030: 1,110,409 · +7.7%
• By 2040: 1,270,010 · +23.2%
• By 2050: 1,435,001 · +39.2%
• By 2075: 1,779,074 · +72.6%
• By 2100: 1,966,767 · +90.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 65% Asian 14% Two or more races 10% Hispanic / Latino 9% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 5% Lithuanian 5% Romanian 3%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 5% Chinese 4% French/Haitian/Cajun 4%

Political lean MEDSL · San Francisco

• 2024 margin: Solid D (+64.8) · D 80.3% · R 15.5% · Other 4.1%
• 2008→2024 swing: -5.7pp toward R · 2008: 70.5pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+72.5 2016: D+76.1 2012: D+70.2 2008: D+70.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.27%
• Current HPI: 228.7304
• Rent YoY: ▲ 18.24%
• Metro: San Francisco-Oakland-Berkeley, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

1 event — show timeline

• 2026-05-25 Listed $680,000 San Francisco MLS